Ranch Duplex with Attached
New
For Sale
$535,000
2810 SW Pumice Avenue, Redmond, OR 97756
Residential Income, Redmond, OR
Property Size1,952 SF
Lot Size0.30 Acres
Price / SF$274.08
Days on Market4
Property Features for 2810 SW Pumice Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
R4
Parking features
Open
Window features
Vinyl Frames, Double Pane Windows
Interior features
Laminate Counters, Primary Downstairs, Shower/Tub Combo
Appliances
Dishwasher, Disposal, Refrigerator
Subdivision
Obsidian Estate
Lot features
Fenced
Elementary school
Vern Patrick Elem
Middle school
Obsidian Middle
High school
Ridgeview High
Standard status
Active
APN
189362
Size
1,952 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4332
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Amenities
fenced back yard
Building Details
Year built
1997
Floors in Building
1
Number of units
2
Flooring type
Carpet, Vinyl
Building materials
Frame
Roof type
Composition
Architectural style
Ranch
Listing Agency:
Bend Premier Real Estate LLC
(541) 323-2779
Listed By:
Rachel Kahler · License #201207326
(541) 815-3658
Added: Sep 4
Changed: Sep 7
Last Checked: Sep 7 at 4:06PM
MLS# 220228302
Copyright © 2026 Oregon Data Share. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This ranch-style duplex contains 1,952 square feet across two residential units, with each side offering 2 bedrooms and 2 bathrooms. Both residences include a primary bedroom downstairs, laminate counters, shower/tub combinations, carpet and vinyl flooring, and kitchen appliances including a dishwasher, disposal, and refrigerator. Each unit also has a fenced backyard and an attached single-car garage. The composition roof was installed in September 2026.
Built in 1997 on a 0.3-acre parcel at 2810 SW Pumice Avenue in Redmond, the property is served by public water and public sewer. Wall furnaces provide heating, while open parking adds supplemental vehicle accommodation. The duplex’s two-unit configuration supports separate household occupancy within one residential property.
Built in 1997 on a 0.3-acre parcel at 2810 SW Pumice Avenue in Redmond, the property is served by public water and public sewer. Wall furnaces provide heating, while open parking adds supplemental vehicle accommodation. The duplex’s two-unit configuration supports separate household occupancy within one residential property.
Key Highlights
- Two‑unit duplex with 1,952 square feet of total property size
- Each unit includes 2 bedrooms and 2 bathrooms
- Attached single‑car garage and fenced backyard for each unit
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,383
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.12%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$547,660
$547.7K
Cap Rate 7%
$391,186
$391.2K
Cap Rate 9%
$304,256
$304.3K
Market Conditions
NOI Build-Up for 1,952 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$42.2K $21.60/SF
− Vacancy
−$3.0K −$1.56/SF
EGI
$39.1K $20.04/SF
− OpEx
−$11.7K −$6.01/SF
NOI
$27.4K $14.03/SF
Area
Deschutes County, OR
Vacancy
7.22%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$547,660
Cap Rate 7%
$391,186
Cap Rate 9%
$304,256
Alternative Uses
Best Use
Multifamily LT 5
$391.2K
$342.3K – $456.4K
NOI $27,383 @ 7.0% cap · market cap 5.12%
Second Best
Apartment 5plus
$357.1K
$312.5K – $416.7K
NOI $24,999 @ 7.0% cap · market cap 4.67%
Theoretical Best
Retail
$671.8K
$587.8K – $783.8K
NOI $47,026 @ 7.0% cap · market cap 8.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Explore this area
Business Placement
Demographics for 97756, OR
42,168
Population
18,335
Households
2.3
Avg Household Size
40
Median Age
32%
College-Educated
92%
High-School Grad
126.3 sq mi
ZIP Area
334
Density / Sq Mi
$84,067
Median Household Income
$41,909
Median Earnings
$1,473
Median Rent
$469,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two matching residences offer private fenced yards, convenient layouts, and separate attached garage parking.
Where is this duplex located?
The property is located at 2810 SW Pumice Avenue Redmond, OR.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,952 square feet of total property size; Each unit includes 2 bedrooms and 2 bathrooms; Attached single‑car garage and fenced backyard for each unit
